CITY OF EAST GRAND RAPIDS

Transcription

1 CITY OF EAST GRAND RAIDS 750 LAKESIDE DRIVE SE EAST GRAND RAIDS, MICHIGAN THOMAS A. FAASSE ZONING ADMINISTRATOR CITY OF EAST GRAND RAIDS NOTICE OF UBLIC HEARING A public hearing will be held at the request of Sears Architects, on behalf of Mark and Lisa Saur, the owners of 2727 Darby, SE, to consider two zoning variances for that address. The purpose of the request is to construct a new home on this property, which is comprised of the former 2721 and 2727 Darby Avenue lots. The first request, pursuant to Section 5.133C of the East Grand Rapids Zoning Ordinance, is for a west side yard setback on this corner lot of 12 feet instead of the required 24 feet, a variance of 12 feet. The second request, pursuant to Section 5.82B, is for a front yard setback of 71.6 feet at the narrowest point, instead of the established average front setback of 73.6 feet, a variance of 2.0 feet. The application and plans may be viewed on the following pages or at the ublic Works Administration office at the Community Center. The City Commission welcomes your views in this matter. You may express your views at the scheduled meeting or by writing to the Mayor and City Commission at 750 Lakeside Drive, SE, East Grand Rapids, Michigan or by to the City Clerk at kbrower@eastgr.org. To be included in the hearing, written communications must contain the sender s name and address. If you have any questions regarding this request, please contact the undersigned at , or tfaasse@eastgr.org. DATE: TIME: LACE: Monday, May 20, :00 p.m. East Grand Rapids Community Center, Commission Chambers 750 Lakeside Drive, SE, East Grand Rapids, MI Thomas A. Faasse Zoning Administrator

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5 SEARS ARCHITECTS Architecture & lanning 2727 Darby Ave. Variance Submittal 4/24/2013 Attachment B Description of requested variances: 1. West side yard setback reduced by 12 (from 24 to 12 ). er title V, chapter 50, Article XII, section (C), a minimum side yard of 24 feet is required where a side lot adjoins a side street. 2. Front yard setback reduced 2 (from 73.6 to 71.6 ). er title V, chapter 50, Article VIII, section 5.82 (B), the front yard setback is the average of other front yards established by existing principal structures on the same block within 200 feet of the property. There are two homes that contribute to the front setback calculation for 2727 Darby Ave. 16 Ionia Avenue SW Suite One Grand Rapids, Michigan fax searsarchitects.com

6 SEARS ARCHITECTS Architecture & lanning 2727 Darby Ave. Variance Submittal 4/24/2013 Attachment C Narrative Statement A. What we wish to do with the property: The owner, having purchased two adjacent lots, would like to build a home on the recently combined property. B. Why we need the variances: The variances will allow us to position the proposed new home so that it fits as well as it possibly can on the property and into the immediate neighborhood around it. A number of features of the property itself, as well the surrounding context, contribute to our assessment as to where best to locate the proposed home on the property. These are listed below as they apply to the variance requests: 12' west side yard setback variance request 1. Improved appearance of homes when seen from the street The side yard variance will allow us to increase the distance between the proposed home and the adjacent home to the east at 2737 Darby Ave. The front corner of the neighbor's home is 10'-7" from the east property line. Without a side yard variance, the proposed home will be similarly placed 10'-5" from the east property line, for an overall separation distance of 21'-0" (not including roof overhangs). By shifting the proposed house location 12' to the west, the separation distance increases to 33'-0", and a more comfortable and respectful relationship between the new home and its existing neighbor will be obtained. 2. No adjacent home to the west There is no adjacent home to the west of the property. In fact, to the west of the property is the unpaved, seasonl use only section of Reeds Lake Blvd. The side yard variance will not increase crowding on the west side of the property while simultaneously reducing crowding on the east side. 3. Maintain existing trees The trees and landscaping along the east property line are a well-maintained and significant existing feature worth keeping. The side yard variance will give these trees more room to thrive, and will reduce potential negative effects that new foundation construction can have on root systems. The side yard variance will not harm existing natural features to the west. This section of the proposed home's building footprint will occupy a portion of the property that was cleared by the previous owner. The side yard variance will allow the proposed home to be appropriately located in the existing clearing between trees and plantings along the east and west property lines. (cont.) 16 Ionia Avenue SW Suite One Grand Rapids, Michigan fax searsarchitects.com

7 SEARS ARCHITECTS Architecture & lanning 2727 Darby Ave. Variance Submittal 4/24/2013 page 2 4. Location of AC condenser units The proposed home's design includes exterior doors and outdoor gathering areas across the rear and to the west of the main house. The east side of the main house is the only good location for condenser units. Though current zoning allows condensers to be placed in the building setback (with appropriate screening), it will be harder to fit the condensers into the side yard and maintain existing trees without the side yard variance. 5. Building height of proposed home supports side yard variance request The proposed home has a two-story building height at its east side, and a one-story building height at its west side. The side yard variance will allow us to shift the taller portion of the proposed home away from its two-story neighbor to the east. The one-story portion of the new home (garages, poolhouse, and connecting covered walkway) will be closer to Reeds Lake Blvd., where its reduced building height relates better to the sidestreet. The front yard of the property slopes down from east to west. By shifting the proposed home to the west, it will be placed on lower ground than it would be on without the variance. Though the proposed home is compliant with building height requirements without a variance, sitting lower on the property might benefit its relationship to Darby Ave. 6. Existing site conditions at west setback area align with variance request The previous property owner constructed a portion of his home and driveway in the 24'-0" west setback. The older house is gone, but the existing driveway (shown on the site plans) has not been removed. The side yard setback variance would allow the west side of the new home to be placed in much the same location as the previous home. 2' front yard setback variance request 1. Front yard variance helps with site drainage at the rear of the house Reeds Lake Blvd. shows signs of hillside erosion after periods of heavy rain. By moving the proposed home s location 2-0 closer to Darby Ave., we expect to increase the overall effectiveness of the onsite storm water management system, particularly where the hillside above Reeds Lake Blvd. abuts outdoor areas in the backyard. The house shift will provide the landscape architect with a bit more yard for the design of rain gardens that collect and hold surface water, allowing the water to percolate into the ground instead of washing down the hillside. 2. Front yard variance request applicable only to garage area As shown on the site plans, the variance is needed only for the front west portion of the proposed home. The rest of the house is behind the existing front setback with several feet to spare. (cont.) 16 Ionia Avenue SW Suite One Grand Rapids, Michigan fax searsarchitects.com

8 SEARS ARCHITECTS Architecture & lanning 2727 Darby Ave. Variance Submittal 4/24/2013 page 3 C. The specific decision we seek: 1. 12'-0" west side yard variance 2. 2'-0" front yard variance D. The reason the project cannot be accomplished within the requirements of the zoning ordinance: The proposed home can be located per current zoning requirements to fit within the existing front, side, and rear yard setbacks without a variance (see 11x17 Zoning Compliant Site lan ). This house location, though it complies with existing setback requirements, does not appear to us to be the best and most appropriate location for the new home on the property, nor does it strike us as the most advantageous location relative to the neighbor to the east or for this section of Darby Avenue. 16 Ionia Avenue SW Suite One Grand Rapids, Michigan fax searsarchitects.com

9 F COYRIGHT SA REEDS LAKE BLVD. 24'-0" MIN. SIDE 292 SETBACK OOL OUTDOOR DINING '-0" MIN. REAR SETBACK " MAXIMUM EAVE ROJECTION INTO SIDE YARD SETBACK S GAS Zoning Compliant Site lan Scale: 1/32 = 1-0 EXISTING DRIVEWAY EDGE - USED FOR REFERENCE ONLY 24'-0" 32'-0" 24'-0" 296 SIDEWALK SBX W 182'-0" 73'-7" MIN. FRONT SETBACK FINISHED FLOOR ELEV. F Eaves 30 Eaves (M) () 10'-0" MIN. SIDE SETBACK Existing House # ROOSED CONDENSER LOCATION 12" MAXIMUM EAVE ROJECTION INTO SIDE YARD SETBACK roposed Building Height = 33-9 Maximum Allowable Height = 35-0 Building Height = height from average front elevation to the midpoint of top wall plate and roof ridgeline DARBY AVE. RESIDENCE 2727 DARBY AVE. EAST GRAND RAIDS, MI DARBY RD Eaves Existing House #2737 SEARS ARCHITECTS GRAND RAIDS, MICHIGAN ARIL 24,

10 F COYRIGHT SA REEDS LAKE BLVD. 12" MAXIMUM EAVE ROJECTION INTO SIDE OR REAR YARD SETBACK 24'-0" MIN. SIDE 292 SETBACK VARIANCE A '-0" OOL OUTDOOR DINING '-0" MIN. REAR SETBACK " MAXIMUM EAVE ROJECTION INTO SIDE YARD SETBACK S GAS A B 12'-0" REQUESTED SIDE YARD VARIANCE 2'-0" REQUESTED FRONT YARD VARIANCE Variance Site lan Scale: 1/32 = 1-0 EXISTING DRIVEWAY EDGE - USED FOR REFERENCE ONLY 24'-0" 32'-0" 24'-0" 296 SIDEWALK SBX W 182'-0" 71'-7" 73'-7" MIN. FRONT SETBACK 'B' B SIDE ENTRY VARIANCE FINISHED FLOOR ELEV. F Eaves 30 Eaves (M) () 10'-0" MIN. SIDE SETBACK Existing House # ROOSED CONDENSER LOCATION roposed Building Height = 33-9 Maximum Allowable Height = 35-0 Building Height = height from average front elevation to the midpoint of top wall plate and roof ridgeline DARBY AVE. RESIDENCE 2727 DARBY AVE. EAST GRAND RAIDS, MI DARBY RD Eaves Existing House #2737 SEARS ARCHITECTS GRAND RAIDS, MICHIGAN ARIL 24,

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